What buyers and sellers need to know, including why transaction volume now tells a sharper story than the headline price.
Buying or Selling in Redmond?
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Redmond at a Glance
Redmond sits at the center of the Eastside tech corridor in King County, about 16 miles east of Seattle and 8 miles from Bellevue. It is home to Microsoft's main campus, a growing light rail network, and one of the most active housing markets in Washington state. Buyers come here for commute access, strong schools, and more space per dollar than Kirkland or West Bellevue typically offer at the same price point.
What the September 2026 data reveals is not a market in freefall. Prices are up 3.3% year over year per Redfin, but transaction volume has dropped sharply and seller advantage has faded. Only 139 homes closed in the most recent three-month window, down 33.9% from a year ago. Fewer sales means the median can move on thin data. The directional signals are consistent. Buyers have more room than they did in 2024 or early 2025. Sellers who ignore that are sitting and cutting price.
Redmond Market Snapshot: August 2026
| Metric | Figure | Year-Over-Year |
|---|---|---|
| Median Sale Price | $1,342,562 | +3.3% |
| Median Days on Market | 23 days | +8 days |
| Sale-to-List Ratio | 97.7% | -1.5 pts |
| Homes with Price Drops | 38.6% | +6.2 pts |
| Sold Above List Price | 6.6% | -15.2 pts |
| Closed Sales (3-month) | 139 | -33.9% |
Source: Redfin, 3-month period ending August 2026.
The Statistic That Matters Most Right Now
Nearly 39% of Redmond listings have taken a price cut. That is the clearest signal for any buyer or seller heading into fall. Redfin still rates the market as "very competitive" at 72 out of 100. But this marks a real departure from 2023 and 2024, when price reductions were rare and overbidding was the norm.
A year ago, roughly 22% of Redmond homes sold above list price. Today that figure is 6.6%. The sale-to-list ratio of 97.7% confirms that most homes close slightly below asking. Buyers conditioned to waive inspections and overbid are now in a market where a well-structured offer does more work than a blind escalation clause.
Volume is the other signal worth watching. When fewer homes close, down nearly 34% year over year, sellers stay put rather than trade a low mortgage rate for a higher one. That pattern keeps inventory from flooding the market, which is why prices have not dropped sharply. But thin volume means the median can shift on a handful of luxury closings. Watch the directional trend, not any single monthly number.
How the 98052 Zip Code Fits In
Redmond's 98052 zip code, which covers the Overlake and Microsoft campus area, continues to produce different data than the broader city. Zillow's August 2026 figures show a median home value of $1,278,951 in 98052, down 4.0% year over year. The zip-level median sale price came in at $1,255,000 in July 2026, with homes taking around 30 days to go pending per Zillow.
The blocks closest to the Link stations and the Microsoft campus core still move faster than the broader zip average. But the uniform froth that defined 98052 in 2022 and 2023 has cooled. Sellers in Overlake are seeing the same price-reduction reality as the rest of the city. Buyers targeting this area now have a realistic shot at negotiating, especially on homes that have been listed more than three weeks.
| Area | Median Price | Days on Market | Conditions |
|---|---|---|---|
| Redmond citywide | $1,342,562 | ~23 days | Very competitive; 38.6% of listings with price drops |
| 98052 (Overlake/MSFT campus) | $1,255,000 | ~30 days to pending | Softening; -4.0% YoY home value |
| King County overall | ~$860K–$880K | ~14 days avg. | Balanced; varies by neighborhood |
Sources: Redfin (Aug 2026), Zillow (Aug 2026 / July 2026). King County figure is approximate from NWMLS-derived reporting.
Not Sure Which Redmond Market You Are In?
Popach & Co. works with buyers and sellers across Redmond and the full Eastside. Mark gives you a neighborhood-level read before you make any decisions.
Schools and What Drives Demand
Redmond falls within the Lake Washington School District, one of the top-rated public school districts in Washington state. Redmond High School, Lake Washington High School, and Tesla STEM High School all earn strong GreatSchools ratings. They draw family buyers from across King County and from out of state.
Neighborhoods that feed Tesla STEM and Redmond High attract buyers who put school performance first. Those homes sell faster and hold value better when the broader market softens. Know the zone lines before you start touring. The Lake Washington School District publishes its attendance boundaries at lwsd.org. Check your target address there before you make an offer.
What Buyers Need to Know in September 2026
With 38.6% of listings taking price cuts and only 6.6% of homes selling above list, buyers have more room to negotiate than at any point since 2019. That room is not uniform across the city, but it is real.
In the blocks closest to the Microsoft campus and the Overlake Link stations, correctly priced homes still move in roughly one to two weeks. Come with a clean pre-approval and a competitive first offer if the home fits your criteria. Waiting for a price cut in these micro-pockets often means losing to a buyer who moved faster.
Outside those anchor neighborhoods, patience does more work. A home listed 30 or more days that has taken one price cut is not a red flag. It is often a home that started too high and is now correctly priced. Track list history, watch for the reduction, and move before the seller's next review cycle. For a breakdown of Education Hill, Grass Lawn, Redmond Ridge, and Overlake, the Redmond neighborhood guide covers what each area offers for commute and schools. It also covers what relocating buyers most often get wrong.
What Sellers Need to Know in September 2026
The fall market rewards precision. With 38.6% of active listings carrying a price reduction history, sellers who launch above market are generating days on market, not offers. Days on market generate buyer skepticism. That skepticism almost always ends in a lower final sale price than an accurate launch would have produced.
The sale-to-list ratio of 97.7% tells the full story. Most homes close slightly below asking, a 1.5-point shift from a year ago. Your comparable analysis needs to come from closed sales in your specific neighborhood, not the citywide median and not spring comps. The market in March 2026 is not the market in September 2026.
Preparation still separates strong listings from slow ones. Redmond draws tech-focused buyers who negotiate hard on deferred maintenance or dated condition. Professional photography, a clean presentation, and a targeted digital launch through Compass channels are the baseline. Compass Concierge covers pre-listing improvements upfront, paid at closing, so you show your home at its best without spending cash before the sale. Talk to Mark about your Redmond home selling strategy before you set a price.
Why Popach & Co. for Redmond
Mark Popach is the founder and sole agent at Popach & Co. Every call, showing, and negotiation goes through Mark. You hire him and he shows up.
Popach & Co. has closed over $100 million in sales across the Eastside and King County. Mark has earned 86 verified five-star Google reviews and the Agent's Choice Award from the Seattle Agent Journal. His sellers average 15 days on market. If you are thinking about buying or selling in Redmond, reach out and get a clear read on where things stand this fall.
Ready to Make a Move in Redmond?
Whether you are buying near the Microsoft campus, selling in Redmond Ridge, or still figuring out your timeline, Mark works with buyers and sellers across Redmond and the full Eastside. Call or text (425) 297-3088.
